Official Portals for Bank-Auction Buyers: Karnataka, Telangana and the Central Registries
Auction Dunia · Law and portal facts checked as of · 9 min read
The short answer
Most of the records behind a bank-auction purchase can be looked up on official portals: the encumbrance certificate and guidance value on the state registration site, land and municipal records on the revenue and city portals, cases on the court and tribunal sites, and the auction itself on the portal the bank names in its sale notice. This list gives the address of each, as opened on 19 October 2026, what it lets you check, and whether it needs an account or a fee. A portal shows what was entered into it, as of the day you look.
Key points
- In Karnataka, the EC and guidance value are on Kaveri, the RTC on Bhoomi, and the Bengaluru e-Khata on the Greater Bengaluru Authority’s e-Aasthi system.
- In Telangana, the EC, market value and prohibited-property search are on IGRS; agricultural land status is on Bhu Bharati, which replaced Dharani.
- GHMC has been split into three corporations: Greater Hyderabad, Cyberabad and Malkajgiri. Confirm which one a property falls in before checking tax or mutation.
- Bank auctions are listed on BAANKNET (the renamed eBKray), IBAPI, MSTC and the banks’ own chosen providers; the sale notice names the one that applies.
- TDS on a purchase is now paid through Form 141, which replaced Form 26QB, and the certificate for the seller comes from TRACES.
How to use this list
Each table gives the portal’s name, the address it settled on when opened on 19 October 2026 (after any redirect), what a buyer can check there, and whether it is open to the public, needs an account, or charges a fee. Where the access terms could not be seen without logging in, the table says to check on the portal.
- 1
Start from the sale notice
The bank’s notice gives the property schedule, the auction portal and the dates. Use the schedule (survey number, municipal number, flat and building) to search the state portals, and the names in it to search the courts.
- 2
Type the address yourself
Go to the address in the table rather than a search-engine result, so that the record comes from the department’s own site.
- 3
Save and date each result
Download or print each result with the date it was run. A clear result is a statement about that day.
- 4
Know where the portal stops
An online record is a copy of what an office entered. For older years, missing entries or a mismatch, the office itself and an advocate’s search remain the standard route.
Portals change
Names, addresses and services change, sometimes without notice: BBMP became the Greater Bengaluru Authority in 2025, Dharani became Bhu Bharati, GHMC was divided and eBKray became BAANKNET. If an address here no longer works, find the department’s current site from the state government portal. Each portal belongs to the authority named; listing it here is not an endorsement either way.
Karnataka
| Portal | Web address | What you can check there | Account or fee |
|---|---|---|---|
| Kaveri Online Services (Department of Stamps and Registration) | kaveri.karnataka.gov.in | Online encumbrance certificate (EC), online certified copies of registered documents, guidance value, and document registration services. | Account to apply; Fee for EC and certified copies |
| Bhoomi (Revenue Department land records) | landrecords.karnataka.gov.in | RTC and mutation register (MR), mutation history, land-conversion request status and orders, survey documents and revenue maps. | Public to view; check on the portal for i-RTC |
| e-Aasthi, e-Khata 2.0 (Greater Bengaluru Authority) | gbaeaasthi.karnataka.gov.in (the older bbmpeaasthi address redirects here) | Search a property by ePID, find the draft e-Khata, and apply for the final e-Khata and mutation. | Account (Aadhaar eKYC) to apply |
| Property Tax System, Bengaluru city corporations | bbmptax.karnataka.gov.in | Find a property by its application or PID number, see the dues, and view self-assessment (SAS) details and notices. | Public lookup; payment online |
| e-Swathu 2.0 (Rural Development and Panchayat Raj Department) | eswathu.karnataka.gov.in | Property records issued by gram panchayats, for properties outside city corporations. | Check on the portal |
| Karnataka RERA | rera.karnataka.gov.in | Whether a project is registered, its status, the authority’s orders and its list of defaulting projects. | Public |
| BESCOM | bescom.karnataka.gov.in | Online bill payment, new connections and change of name on an electricity connection. | Account for services |
| BWSSB | bwssb.karnataka.gov.in | The Bengaluru water board’s offices, circulars and links to its online services. | Check on the portal |
Kaveri’s online EC is commonly reported to cover only recent years. For the earlier years of a 30-year search, apply at the jurisdictional sub-registrar’s office for a search and a certified EC, and check the period the portal offers when you apply. Inside Bengaluru, the Greater Bengaluru Authority and its five city corporations replaced BBMP in September 2025, though some addresses still carry the old name.
Telangana
| Portal | Web address | What you can check there | Account or fee |
|---|---|---|---|
| IGRS Telangana (Registration and Stamps Department) | registration.telangana.gov.in | Encumbrance search (EC), market value search, the prohibited-property list, applications for certified copies, and slot booking for registration. | Check on the portal; Fee for certified copies |
| Bhu Bharati (replaced Dharani) | bhubharati.telangana.gov.in | Land status, market value of agricultural land, the agricultural prohibited-property search, application status, and applications and grievances (including on the prohibited list). | Public search; Account for applications |
| GHMC | ghmc.gov.in | Property tax search and payment, mutation, vacant land tax, and notice of the division of GHMC into the Greater Hyderabad, Cyberabad and Malkajgiri corporations. | Public lookup; Account for mutation |
| TG RERA | rera.telangana.gov.in | Search registered projects and agents, project progress, orders, and complaints. | Public |
| Layout Regularisation Scheme (LRS) | lrs.telangana.gov.in | Search an LRS application and its status. | Public status by application number |
| HMDA | hmda.gov.in | Building permissions, occupancy certificates, layout permissions, the master plan and planning notifications. | Public |
| HYDRAA | hydraa.telangana.gov.in | The agency protecting lakes, parks, nalas and government land from encroachment in Hyderabad; information on its work. | Public |
| TGSPDCL | tgsouthernpower.org | Online bill payment, new service connections and consumer grievances. | Check on the portal |
| HMWSSB (Hyderabad water board) | hyderabadwater.gov.in | Online bill payment, change of name, and new water and sewerage connections. | Account for services |
IGRS also publishes revised market values, the most recent from 5 June 2026 as the portal states. A hit on the prohibited-property list is not an automatic bar and a miss is not clearance; both are a reason to read the underlying entry with an advocate.
Courts, tribunals and central registries
| Portal | Web address | What you can check there | Account or fee |
|---|---|---|---|
| Debts Recovery Tribunals and Appellate Tribunals | drt.gov.in | Case status by tribunal, including the bank’s recovery case and any challenge to the sale under SARFAESI Act s.17. | Public |
| National Company Law Tribunal (NCLT) | nclt.gov.in | Insolvency cases of companies and LLPs, by bench. The case sits at the bench for the company’s registered office, which may be in another city (IBC s.60(1)). | Public |
| IBBI public announcements | ibbi.gov.in/public-announcement | Public announcements that an insolvency process has begun against a company. | Public |
| e-Courts (district courts) | services.ecourts.gov.in | District and city civil court case status by party name, case number or CNR (the 16-character case number), and court orders. | Public |
| e-Courts High Court services | hcservices.ecourts.gov.in | Case status, orders and cause lists for the High Court of Karnataka and the High Court for the State of Telangana, among others. | Public |
| High Court for the State of Telangana | tshc.gov.in (case status at csis.tshc.gov.in) | Case status, cause lists, judgments and notifications. | Public |
| Supreme Court of India | sci.gov.in | Case status and judgments. | Public |
| CERSAI | cersai.org.in | Security interests registered against a property, through the public search menu: asset-based, borrower-based and AOR-based search. | Fee per search; the portal sets the fee and any registration needed |
| India Code | indiacode.nic.in (the same site also opens at indiacode.gov.in) | The official text of central Acts and Rules, including the SARFAESI Act and the Registration Act. | Public |
Court portals search by name, case number or CNR, not by survey number, so a case filed by or against someone not on your list can be missed. The litigation sweep guide explains which names to search and in which order.
Auction portals
| Portal | Web address | What you can check there | Account or fee |
|---|---|---|---|
| BAANKNET (formerly eBKray) | baanknet.com | Property listings and e-auctions of public-sector banks; search by property type and location, and upcoming auctions. | Public to browse; Account to bid |
| IBAPI (Indian Banks’ Association) | ibapi.in | Listings of mortgaged properties put up by participating banks. Still online, though most public-sector bank auctions now run on BAANKNET or a bank’s chosen provider. | Public to browse |
| MSTC e-Commerce | mstcecommerce.com | E-auctions run for banks and other bodies, including property sales. | Public to browse; Account to bid |
The portal is chosen by the bank and named in the sale notice. The notice itself is published in two newspapers, one in the local language (Security Interest (Enforcement) Rules, Rule 8(6)), and its detailed terms are put on the bank’s own website (Rule 8(7)). Where a listing on a portal and the notice differ, read the notice and ask the Authorised Officer which is correct, in writing.
Tax
| Portal | Web address | What you can check there | Account or fee |
|---|---|---|---|
| Income Tax e-filing portal | incometax.gov.in | e-Pay Tax, and Form 141, the challan-cum-statement that replaced Form 26QB for TDS on a property purchase from 1 April 2026. | Account (the buyer’s PAN login) |
| Form 141 help page | incometax.gov.in (e-filing services help, Form 141) | How the form is filed, which schedule applies, and the payment step. | Public |
| TRACES | tdscpc.gov.in (opens at traces.tdscpc.gov.in) | Download of the TDS certificate for the seller, which replaced Form 16B. | Account |
Property tax is checked on the municipal portals above: the Bengaluru city corporations’ property tax system in Karnataka, and GHMC or the corporation that now covers the property in Telangana. Guidance value (Karnataka) and market value (Telangana) are on Kaveri and IGRS.
What the auction route cannot promise
- Addresses and services change; a portal that worked on 19 October 2026 may have moved or been renamed since.
- A portal record shows what an office entered, as of the day you look. It does not show what was never entered, what is pending, or what was filed after your search.
- Online coverage has gaps: Kaveri’s online EC does not reach every year a 30-year search needs, and court portals do not search by survey number.
- No combination of portal searches is a title opinion; the buyer takes the borrower’s title and no better (SARFAESI Act s.13(6)).
Questions buyers ask
Sources
Statutes, rules and judgments first. Checked as of 19 October 2026; the law and portal practice change, so confirm against the source before relying on a detail.
- Official portalKaveri Online Services, Department of Stamps and Registration, Karnataka
- Official portale-Aasthi e-Khata 2.0 — Greater Bengaluru Authority
- Official portalIGRS Telangana — Registration and Stamps Department
- Official portalBhu Bharati — Telangana
- Official portalGreater Hyderabad Municipal Corporation — including the notice of its division into three corporations
- Official portalCERSAI — public search
- Official portalIncome Tax Department — Form 141 help page
- StatuteSARFAESI Act, 2002 — ss.13(6), 17
- RulesSecurity Interest (Enforcement) Rules, 2002 — Rule 8(6), 8(7) (sale notice)
- StatuteInsolvency and Bankruptcy Code, 2016 — consolidated text (s.60)
This guide explains the law and the process in general terms. It is not advice on any specific property; that belongs in a due diligence report on the property itself.
A specific property in mind?
Tell us what you are buying it for, and we will tell you what needs checking before you pay EMD.
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